18SN0611
CASE NUMBER: 18SN0611
APPLICANT: John S. Bolton & Richmond Affordable Housing
CHESTERFIELD COUNTY, VIRGINIA
BERMUDA DISTRICT
AND RECOMMENDATION
Board of Supervisors (BOS) Hearing:
JANUARY 24, 2018
BOSTime Remaining:
365 DAYS
JOHN S. BOLTON (843-475-8094)
Planning Department Case Manager:
DREW NOXON (804-796-7122)
2.8 Acres- 7400 Taw Street
REQUEST
Conditional use to permit multifamily residential uses in a Community Business (C-3) District plus
conditional use planned development to permit exceptions to ordinance requirements relative to
buffer requirements.
Notes:
A.Conditions may be imposed or the property owner may proffer conditions.
B.Proffered conditions, Textual Statement and Exhibits are located in Attachments 1 - 4.
SUMMARY
A multi-family residential building representing the fourth phase of senior housing within the
Winchester Green mixed-use development is planned. A maximum of sixty (60) age-restricted
one- and two-bedroom apartments are proposed. This property is located within an area
identified for revitalization.
Exceptions to ordinance requirements are requested to eliminate buffer requirements along the
western property line, adjacent to property zoned Multifamily Residential (R-MF) (Market Square
III).
Proffered conditions offered with this case provide design and architectural standards
(summarized on page 6) that are comparable in quality to that of the Winchester Green
community
Providing a FIRST CHOICE community through excellence in public service
RECOMMENDATIONS
PLANNING APPROVAL
COMMISSION
PLANNING APPROVAL
Proposed multifamily use is compatible with, and representative of,
existing area development.
Quality design and architecture offered by the applicant provide for a
STAFF
convenient, attractive and harmonious community comparable in
quality to that of the surrounding community.
TRANSPORTATION APPROVAL
Located within a revitalization area. Under the Road Cash Proffer Policy,
no road cash proffer will be accepted.
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Comprehensive Plan (JEFFERSON DAVIS CORRIDOR PLAN)
Classification: GENERAL COMMERCIAL
The designation suggests the property is appropriate for community scale commercial, motor vehicle oriented
commercial and light industrial uses.
Surrounding Land Uses and Development
Market Square
Senior Living
Jefferson Davis Highway
Winchester Green Apts
Commercial uses
Alcott Road
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PLANNING
Staff Contact: Drew Noxon (804-796-7122) noxona@chesterfield.gov
Zoning History
Case Number Request
Rezoning to Community Business (C-3).
63SN0029
Approved
(04/10/1963)
Proposal
Expansion of a mixed-use community containing retail, office and multi-family residential uses is
proposed. Winchester Green currently contains three (3) phases of senior apartments (Market
Square I, II and III). A conditional use is requested to permit a fourth phase of senior apartments,
consisting of one age-restricted apartment building containing a maximum of 60 one- and two-
bedroom dwelling units. Design standards have been offered to integrate this proposed building
with the surrounding development, as outlined below. A conditional use planned development is
also sought to eliminate western buffers adjacent to Winchester Green apartments, also as
outlined below.
Ordinance Exception
The request property is zoned Community Business (C-3). With approval of a conditional use to
permit multifamily uses, development would comply with Ordinance requirements for C-3
Districts within the Northern Jefferson Davis Highway Design District, unless exceptions are
approved through a conditional use planned development.
An Ordinance exception is requested with this proposal to delete a 25- foot buffer along the
western property boundary, adjacent to R-MF zoning. This exception would permit better
integration of this proposed building within the existing Winchester Green community. (Textual
Statement)
Design
High quality residential development addresses the Comprehensive Plan goals for strong and
sustainable neighborhoods that are visually attractive, well-planned and well-maintained.
Further, the purpose and intent of the zoning ordinance to promote the health, safety,
convenience and general welfare of the public includes the creation of convenient, attractive
and harmonious communities, protection against overcrowding of land, and protection of the
natural environment. As such, developments that promote unique, viable and long lasting
places and enhance the community are encouraged.
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The following provides an overview of design requirements offered as part of this request
(Attachment 1 Proffered Conditions):
Community Design
Conceptual Site Layout Plan (Exhibit A)
o
Landscaping around buildings, driveways and parking areas
o
Foundation plantings
o
Sidewalks connecting to Market Square I and II
o
Pedestrian-style lights along walkways/pedestrian areas unless illuminated by
o
facility/parking lights
Outdoor amenities (minimum one-half acre) to include hardscaped areas to facilitate
o
resident gatherings
Indoor amenities to include activity area for building resident (minimum 749 sf), as
o
well as resident lounges and laundry facilities
o
HVAC screening
o
Building Design
Building elevations (Exhibits B-1 through B-3)
o
Exterior façades (cumulative) minimum 80% brick, with remainder being
o
cementitious board material
EarthCraft certified construction
o
As suggested by the Comprehensive Plan goals and the Zoning Ordinance, the proffered
conditions of this request include quality design and architectural elements comparable with
the overall Winchester Green development.
COMMUNITY ENHANCEMENT
Staff Contact: Carl Schlaudt (804-318-8674) schlaudtc@chesterfield.gov
The project site is located in a revitalization area, consistent with the criteria-based approach of
Road Cash Proffer Policy Section B.5 (as amended by the Board of Supervisors on April 26,
2017).
The Department of Community Enhancement supports development in revitalization areas that
represent a substantial improvement above current area conditions. On balance, this proposal
(as reflected in proffers dated 12/15/17), represents a substantial improvement above
conditions of older residential development in the vicinity.
Specifically, this project would be a substantial improvement in terms of: common recreational
area, paved driveways, foundation treatment, foundation planting beds, front walks, HVAC
screening, landscaping other than foundation planting beds, sidewalks, siding materials, street
trees, and yard trees.
The project would be generally equivalent to surrounding development in terms of roof
materials (not specified).
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The project would be generally less equivalent to surrounding development in terms of garages
(not specified).
Because this project involves a single apartment structure, several design elements could not
be evaluated and/or are not applicable. These include: architectural variation, front porches,
average dwelling unit size, and roof form.
The Department of Community Enhancement supports the proposal as proffered.
BUDGET & MANAGEMENT
Staff Contact: Natalie Spillman (804-318-8767) spillmann@chesterfield.gov
County finance staff is responsible for managing the finances of the County and making
recommendations to the County Administrator regarding the allocation of available resources
for the provision of services and capital facilities to serve the citizens of the County. Finance
staff will advise the County Administrator if changed economic circumstances require
COUNTY TRANSPORTATION
Staff Contact: Jim Banks (804-748-1037) banksj@chesterfield.gov
The applicant has proffered a maximum development of 60 age-restricted units (Proffered
Condition 2). Based on those numbers of lots and applying trip generation rates for a senior
adult (attached) unit, development could generate approximately 200 average daily trips.
Traffic generated by development of the property will be distributed via Alcott Road to
Jefferson Davis Highway.
Jefferson Davis Highway is a major arterial with a recommended right of way width of 120 feet,
-lane road. In
2015, the traffic count on Jefferson Davis Highway was 23,050 vehicles per day (Level of Service
Section 19.1-231 of the County Code outlines the general requirements to meet the needs of
the traffic generated by a proposed development, including acceptable levels of service. This
proposed residential development would contribute to an identifiable need for transportation
improvements. The applicant has not offered to provide any mitigating road improvements.
The property is located within Traffic Shed 9, which encompasses the area of the County
bounded by I-95, Chippenham Parkway, Route 10, and Route 288. Some of the roads in this
traffic shed or which serve this traffic shed are substandard, with little or no shoulders, fixed
objects (trees) adjacent to the edge of the pavement, and poor vertical and horizontal
alignments. The traffic volume generated from this proposed residential development will
contribute to an identifiable need for transportation facility improvements to these roads in
excess of existing transportation facility capacity. Roads in this shed or which serve this shed
need to be improved or widened to address safety and accommodate increased traffic,
including the increased traffic from the proposed development.
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An applicant may choose to address the develo
transportation network through dedication of property, construction of road improvements, or
transportation network, Transportation staff has calculated the average impact of a single-
family dwelling unit on the road network to be $12,652; however, the Board of Supervisors has
adopted a policy establishing that it would accept a maximum cash proffer of $9,400 per
dwelling unit as addressing the traffic impacts of residential development, with all of the funds
to be dedicated towards improvements to the transportation network. The Policy allows the
county to consider mitigating circumstances about a proposed development. In this case, the
residential development is limited to age-restricted apartment units,which generate
approximately 31% of the traffic of single-family dwelling units. Because of this, the traffic
impact of the age-restricted apartment unit could be addressed with $2,914 (31% of $9,400)
per apartment unit. The traffic impact could be valued at $174,840 ($2,914 x 60).
According to the Department of Community Enhancement, the property is located within a
revitalization area. Under the Road Cash Proffer Policy, no road cash proffer will be accepted
for development in these areas. Staff supports the request.
FIRE AND EMERGENCY MEDICAL SERVICES
Staff Contact: Anthony Batten (804-717-6167) battena@chesterfield.gov
Mission
The mission of Fire and Emergency Medical Services (EMS) is to protect life, property and the
environment through a comprehensive fire and life safety program that ensures an adequate
and timely response to emergencies.
Response Times
The proposed development is located in the urban response zone for which Fire & EMS has a
goal of responding to at least 90% of the calls for service in under seven (7) minutes. Fire and
EMS is currently unable to meet that goal.
Nearby Fire/EMS Facilities
The Bensley Fire Station, Company Number 3
Anticipated Fire & EMS Impacts/Needs
Based on an average of 0.50736 calls per dwelling, it is estimated that this development will
generate 30 annual calls for Fire/EMS services.
Additional Fire and EMS Comments
When the property is developed, the number of hydrants, quantity of water needed for fire
protection, and access requirements will be evaluated during the plans review process.
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SCHOOLS
Staff Contact: Atonja Allen (804-318-8740) atonja_allen@ccpsnet.net
Mission
High performing, high quality public schools contribute to the quality of life and economic
vitality of the County. The comprehensive plan suggests a greater focus should be placed on
linking schools with communities by providing greater access, flexible designs and locations that
better meet the needs of the communities in which they are located.
Capital Improvements
The School Board FY2018 adopted Capital Improvement Plan (CIP) continues to support the
2013 voter approved school revitalization program that will replace or renovate ten schools and
construct one new elementary school to add capacity in the Midlothian area of the county. The
ten existing facilities that are part of the revitalization program are Providence Middle School,
Monacan High School, Manchester Middle School, Beulah Elementary School, Enon Elementary
School, Matoaca Elementary School, Harrowgate Elementary School, Reams Elementary School,
Crestwood Elementary School, and Ettrick Elementary School. The project at Providence
Middle School is currently in construction, a new Manchester Middle School is planned for
construction on the existing school site, and the project at Monacan High School is complete.
Additional information on the CIP can be found in the financial section of the CCPS Adopted
Budget for FY2018.
Anticipated School Impacts
Elementary Middle High Total (1)
Anticipated Student Yield by 0 0 0 0
School Type
Schools Currently Serving AreaBensley Falling Creek Meadowbrook
Current Enrollment 739 1163 1710
Building Capacity (2) 850 1600 1950
2016-17
(3)
Functional Capacity 641 1232 1948
School Year
Enrollment Percent of Total 115 94 88
Data
Functional Capacity
Total Number of Trailers 7 14 4
Number of Classroom Trailers 7 12 0
Note:
Based upon average number of students per multifamily dwelling unit countywide at 0.33 students per unit.
(1)
Building capacity is the number of standard classrooms times the average class size of 25 students.
(2)
Functional capacity considers special programs occurring in the standard classrooms at less than average class size
(3)
Additional Schools Comments
After review of this request for 60 age-restricted multifamily dwelling units, the proposed rezoning
case may have minimal impact on school facilities. Recent research on the actual student yield
from age-restricted housing reported in April 2016 revealed that there was a small yield (four
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elementary students out of the total school population) from all age-managed dwelling units. It is
possible however, that over time this case combined with other proposed residential
developments and other zoning cases in the area will continue to push schools to their capacity
and therefore impact the capacity of facilities division-wide.
LIBRARIES
Staff Contact: Jennifer Stevens (804-751-4435) stevensj@chesterfield.gov
Mission
resource for information and materials, and now serves as a community gathering place for
educational, cultural and informational services; community support during emergencies;
economic development; and revitalization activities.
Nearby Library
Meadowdale Library
UTILITIES
Staff Contact: Jamie Bland (804-751-4439)
The pr
Existing Water and Wastewater Systems
Currently Size of Closest Existing Connection Required by County
Utility Type
Serviced? Lines? Code?
Water No Yes
Wastewater No Yes
Additional Information:
This property is located in the mandatory water and wastewater connection area for residential
development. Connection to the public water and wastewater systems will be required by county
code.
Public wastewater is available along Alcott Rd. Wastewater lines are located along Alcott Rd
and Taw St.
The applicant has proffered the use of public water and wastewater (Proffered Condition 8).
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ENVIRONMENTAL ENGINEERING
Staff Contact: Rebeccah Ward (804-748-1028) WardR@chesterfield.gov
Geography
The majority of the subject property drains from west to east to an existing storm sewer system
located within The Commons at Winchester Greens development. The storm sewer drains
through the Rayon Park subdivision and discharges directly into an unnamed tributary to the
James River. The entire property is located within the James River Watershed.
Stormwater Management
The development of the property is subject to the Part IIB technical criteria of the Virginia
Stormwater Management Program Regulations for water quality and water quantity.
VIRGINIA DEPARTMENT OF TRANSPORTATION
Staff Contact: Jonathan Phillippe (804-674-2560) jonathan.phillippe@vdot.virginia.gov
PARKS AND RECREATION
Staff Contact: Stuart Connock (804-751-4484) ConnockS@chesterfield.gov
To date, no comments have been received.
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CASE HISTORY
Applicant Submittals
09/08/2017 Application submitted
12/13 & Proffered conditions submitted
12/15/2017
Community Meeting
10/30/2017 Issues Discussed:
Sizes of units
Features of units
Security and lighting
Sidewalks and trails
Dog park
Parking and traffic
Planning Commission
12/19/17 Citizen Comments:
No citizens spoke to this case.
Recommendation APPROVAL AND ACCEPTANCE OF THE PROFFERED
CONDITIONS IN ATTACHMENT 1
Motion: Freye Second: Wallin
AYES: Sloan, Jackson, Freye, Jones and Wallin
The Board of Supervisors on Wednesday, January 24, 2018, beginning at 6:00 p.m., will
consider this request.
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ATTACHMENT 1
PROFFERED CONDITIONS
(December 15, 2017)
Note: Both the Planning Commission and Staff recommend acceptance of the following
proffered conditions, as offered by the applicant.
Better Housing Coalition (the Developer) in this zoning case, proffers that the development of
Chesterfield County Tax Identification Number 790-678-
consideration will be developed according to the following conditions if, and only if, the request
In the event the request is denied or approved with conditions not agreed to by the Developer,
the proffers shall immediately be null and void and of no further notice or effect.
The application contains three exhibits:
Exhibit A The Conceptual Site Layout, prepared by Edward H. Winks James D. Snowa
Architects, P.C. Dated December 12, 2017.
Exhibit B-1 Front elevation developed prepared by Edward H. Winks James D. Snowa
Architects, P.C. dated October 18, 2017.
Exhibit B-2 and B-3 - Building Elevations developed and prepared by Edward H. Winks
James D. Snowa Architects, P.C. dated December 12, 2017.
1.Master Plan -The Textual Statement last revised on December 15, 2017 and the
CONCEPTUAL SITE PLAN shall be considered the Master Plan. (P)
2.Number of Dwelling Units - The total number of dwelling units on the Project Site
shall not exceed 60 multi-family units. (P)
3.Unit Types - The dwelling units shall be limited to one and two bedroom units. (P)
and BI)
4.Number of Units - The maximum number of units per floor shall be 25 (three story
building) or 35 (if it is a two story building). (P and BI)
5.Architecture - The architectural style shall generally be consistent with the buildings
in Exhibit B-1 through B-3. (P and BI)
6.Pedestrian Design - Five foot wide sidewalks shall be constructed as part of the
development Project Site and shall be interconnected and integrated with the
existing sidewalks of Market Square I, II. The exact location, treatment, and design
shall be determined at the time of site review. (P)
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7.Amenities -
a. Indoor Amenities shall include a minimum of 749 sf of indoor activity
area, open and easily accessible to building residents. In addition other
areas such as resident lounges and on site laundry facilities shall be
included within the building.
b. Outdoor Amenities - Outdoor space shall include a minimum of .5 acre
and shall include hardscaped outdoor patio and benches to facilitate the
gathering of residents. (P)
8.Utilities - Public water and wastewater systems shall be used. (U)
9.Age Restriction - Except as otherwise prohibited by the Virginia Fair Housing Law,
the Federal Housing Law, and such other applicable federal, state, or local legal
defined in the Virginia Fair Housing Law and shall have no persons under 19 years of
age domiciled therein. (P)
10.Construction Standards - Exterior facades shall cumulatively consist of 80% brick
with the remainder being cementitious board material.
11.Landscaping - Landscaping including foundation plantings shall be provided around
the perimeter of the building, driveways, and parking areas. Landscaping shall be
designed to minimize the predominance of building mass and paved areas. The exact
number and species shall be shown on a Landscaping Plan to be approved by the
Planning Department at the time of plan review. (P)
12.Light Poles - Light poles on the Property shall have a maximum height of twenty (20)
feet. Sidewalks, walkways and other pedestrian areas not otherwise illuminated by
light poles may be lit by pedestrian-style lights in accordance with a lighting plan to
be approved at the time of plan review. (P)
13.HVAC Screening - Ground-level HVAC equipment shall be screened from view from
streets and public areas within the Property in a manner approved at the time of
plan review. (P)
14.Restricti - The common area/recreational amenities
play. (P)
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ATTACHMENT 2
TEXTUAL STATEMENT
(December 15, 2017)
Development Standards
1.In keeping with the mixed-use residential nature of the development, no buffer shall be
required along the western property line adjacent to the existing R-MF zoned parcel.
Landscaping shall be provided along the western property line in order to soften the
views from the parking adjacent R MF zoned property as determined through the plans
review process.
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ATTACHMENT 3
EXHIBIT A, CONCEPTUAL SITE LAYOUT
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ATTACHMENT 4
EXHIBIT B-1, FRONT BUILDING ELEVATION
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ATTACHMENT 5
EXHIBITS B-2 AND B-3 - BUILDING ELEVATIONS
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